Local zoning · Glendale

Glendale — Nonconforming Uses

Q: My nonconforming building was partly destroyed in a fire. Can I rebuild?

If damage exceeds 50% of replacement cost (per Glendale Building & Safety Code) the building loses its nonconforming status and reconstruction must meet current zoning; limited exceptions for residential rebuilding exist (permit and timing requirements apply). See § 30.60.040.A . § 30.60.040.A

Q: If I repair the roof and most siding, does that count against the 50% limit?

The code explains how to calculate the combined exterior walls and roof area and excludes routine replacement of siding and roof covering material in some circumstances; however, replacing more than 50% of that combined area in any five‑year period causes loss of nonconforming status. Consult § 30.60.040.B(2) and confirm measurements with City staff. § 30.60.040.B(2)

Q: How long can a nonconforming use sit idle before it's lost?

A nonconforming use is terminated if it is discontinued for one year , unless other code provisions specify a different period for that use. Document continuous operation carefully. § 30.60.030.D

Q: Are there any nonconforming uses that the city treats differently (exceptions)?

Yes. For example, nonconforming licensed day care centers in ROS, R1R, R1 or SR zones may be continued, altered or enlarged consistent with state licensing and municipal site criteria — an exception to the no‑enlargement rule. Also, the code contains historic CUP and deadline provisions for certain businesses (arcades, billiard halls, massage establishments, vacation rentals/home‑sharing had special timelines). See § 30.60.030.B and § 30.60.030.G–O . § 30.60.030.B; § 30.60.030.G–O

Nonconforming Uses under the Glendale local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes Glendale’s local rules for nonconforming buildings, structures, lots and uses as found in the City’s zoning code (Chapter 30.60 and related provisions). It explains what may continue, what triggers loss of nonconforming status, the limited expansion and reconstruction rights, and which zone-specific rules matter for owners and applicants. Always verify parcel-specific details with the City — some development standards are scattered across chapters for residential, commercial and industrial zones.

Important links (first natural mention of subjects below are linked): rules about off‑street parking affect expansions and rebuilds, consult Glendale’s parking chapter; setbacks and dimensional limits are in the Glendale Development Standards; many rebuilds and exterior changes interact with Glendale Design Review when in review districts; special limitations can come from Glendale Overlay Districts; ADU applicants should also check the Glendale ADUs guidance; and structure-repair questions can intersect with the California Building Standards Code.

Grounding note: the City’s rules on nonconforming matters are located chiefly in Chapter 30.60 (Nonconforming Uses and Buildings) and the definitions chapter; key definitions and dimensional standards are in other chapters referenced below. See the cited code sections for the exact statutory language.

Core rules (what the code says, short list)

A lawful nonconforming use may continue but generally may not be enlarged or expanded except where the code explicitly allows it. § 30.60.030 .
A nonconforming use is lost if it is discontinued for one year (or otherwise terminated as provided). § 30.60.030.D .
A building or structure that is damaged or destroyed beyond 50% of replacement cost (per Glendale Building & Safety Code) loses nonconforming status and must be rebuilt to current code, subject to limited exceptions for residential rebuilding. § 30.60.040.A .
Voluntary reconstruction or replacement is restricted: in any five‑year period a maximum of 50% of the combined area of all exterior walls and roof may be replaced/abandoned in place without triggering loss of nonconforming status; exceeding that loses the status. The code explains how to measure walls and roof area. § 30.60.040.B(2) .
Limited expansions are allowed only in certain zones and only under numerical caps plus conditions for extra parking and one‑time limits (see district breakdown). § 30.60.030.K and § 30.60.040.F .
“Nonconforming” is defined in the definitions chapter. § 30.70.150 .

District-by-district breakdown (purpose, typical uses, key dimensional standards, where rules apply)

Note: Glendale’s nonconforming rules are city‑wide (Chapter 30.60) and apply across zones; below we summarize the relevant zoning districts and point to the most decision-relevant local standards that interact with nonconforming status. Where the code text for a district’s purpose or a specific numeric standard is not present in the retrieved materials, we mark it "Not found in retrieved materials" and recommend verification with the City.

Residential — ROS, R1, R1R, R-3050, R-2250, R-1650, R-1250

Purpose / Typical uses: Single‑family and low‑density residential development; accessory uses (garages, accessory dwellings where allowed). (General residential rules are in Chapter 30.11; see tables for dimensional references.) Not all purpose statements were retrieved. Not found in retrieved materials for full narrative purpose.
Key dimensional standards: Lot coverage, setbacks and heights vary by district (for example R-3050/R-2250/R-1650/R-1250 have landscaping, parking and height standards summarized in Chapter 30.11 and in Table notes; see specific tables). § 30.11 and Table excerpts. § 30.30.050 (setback exceptions) referenced in the residential tables.
Where nonconforming rules matter: Residential buildings damaged ≤ 50% may be repaired; damaged > 50% lose status except limited allowances for residential rebuilding (must obtain building permit within two years to rebuild in “substantially the same manner”). § 30.60.040.A(1)
Special allowance: Nonconforming licensed day care centers in ROS, R1R, R1 or SR may be continued, altered or enlarged consistent with state licensing and municipal site criteria (exception to the general "no enlargement" rule). § 30.60.030.B

Commercial — C1, C2, C3, CBD

Purpose / Typical uses: Retail, office, service uses, with increasing intensity from C1 to C3 and the Central Business District (CBD) as the most intensive; consult Chapter 30.15 and commercial zone tables for detailed allowed uses and standards. Full purpose text not retrieved here. Not found in retrieved materials for complete zone narrative.
Key dimensional standards: Setbacks, lot coverage and height standards are set in the Commercial district tables and cross‑referenced to § 30.30.050 and the general development standards.
Where nonconforming rules matter: A nonconforming commercial use may change to another use within its major land‑use type (e.g., retail ↔ office ↔ service) but an industrial nonconforming use in a residential zone or an industrial use in C1/C2 cannot convert to other nonconforming types per the restrictions in § 30.60.030.C. § 30.60.030.C

Industrial / Mixed-use — IND, IMU, IMU‑R, SFMU

Purpose / Typical uses: Industrial and higher‑intensity mixed‑use employment/manufacturing; exact purposes and permitted uses appear in the industrial and mixed‑use zone chapters (not fully reproduced here). Not found in retrieved materials for full narrative.
Key dimensional standards: Industrial zones follow their own lot coverage, height and yard rules in the development standards tables and site planning chapters. Not found in retrieved materials for a single consolidated table here.
Where nonconforming rules matter (important): The code explicitly allows certain limited expansions for both nonconforming uses and nonconforming structures in these districts:
- Nonconforming uses: expansion allowed only in IND, IMU, IMU‑R, SFMU subject to limits — total expansion shall not exceed 20% of the existing gross lot area, expansion limited to one time for the life of the use, and the expansion must provide all off‑street parking required by Chapter 30.32 without reducing existing parking for the original use; parking area required to supply the new parking does not count toward the 20% expansion cap. § 30.60.030.K(1–4)
- Nonconforming structures: expansion allowed only in these same zones but is limited to 20% of the existing gross floor area, limited to one time, and must comply with parking rules when enlargement causes more floor area. § 30.60.040.F(1–4)

Special Purpose Districts — CE, CEM, MS, SR

Purpose / Typical uses: Special purpose (institutional, campus, medical services, senior residential, etc.). See Table 30.15‑B for applicable development standards and design review triggers. § 30.15 and Table 30.15‑B excerpts.
Where nonconforming rules matter: All citywide nonconforming provisions in Chapter 30.60 apply; design review and landscaping rules from other chapters also apply when alterations are proposed. § 30.60.010 and cross‑references to design review Chapter 30.47.

Quick decision table — most relevant nonconforming rules

Rule / Question	Short answer (what you can do)	Code Reference
Continue an existing nonconforming use?	Yes — may continue as‑is but no enlargement except where code allows (e.g., day care or limited expansions in IND/IMU/IMU‑R/SFMU).	§ 30.60.030
Change to another use?	Allowed within the same major land‑use type (retail↔office↔service, manufacturing↔warehouse), with exceptions for industrial in some zones.	§ 30.60.030.C
Discontinued / Abandoned?	Use is terminated if discontinued 1 year (90 days for certain massage uses historically; see specifics).	§ 30.60.030.D
Building damaged >50% of replacement cost	Loses nonconforming status; reconstruction must comply with current zoning except limited residential rebuild allowances.	§ 30.60.040.A
Voluntary reconstruction or repairs	You may repair and perform limited alterations; replacing more than 50% of exterior walls+roof in a 5‑year period causes loss of nonconforming status.	§ 30.60.040.B(2)
Expand nonconforming use/structure in industrial/mixed zones	Allowed one time only, limited to 20% (lot area for uses; gross floor area for structures); new parking must meet Chapter 30.32 requirements.	§ 30.60.030.K and § 30.60.040.F

Checklist (what an applicant/property owner must satisfy)

Confirm the use/structure was lawfully established and is currently nonconforming (see § 30.70.150 definition). § 30.70.150
Confirm whether the proposal is an allowed continuation, alteration, voluntary reconstruction, or an enlargement that triggers the restrictions in § 30.60.030 / § 30.60.040. § 30.60.030; § 30.60.040
If the building was damaged, document replacement cost and percent damaged (the Glendale Building & Safety Code standard will control). § 30.60.040.A
If proposing repairs or reconstruction, calculate combined exterior wall + roof replacement over the prior five‑year period to confirm you are ≤ 50% or else plan for full compliance with current code. § 30.60.040.B(2)
If seeking expansion of an existing use/structure in IND, IMU, IMU‑R, SFMU, prepare area calculations showing expansion ≤ 20% (lot area for uses, gross floor area for structures), and show parking added per Chapter 30.32. § 30.60.030.K; § 30.60.040.F
Check for any specific use deadlines or special conditions (arcade/billiard or massage/home‑sharing history) that may apply to your use; some uses have unique timelines and CUP requirements. § 30.60.030.G–O
Confirm whether design review, landscaping, or overlay standards apply (see related design and development chapters). Glendale Design Review and Glendale Development Standards

Risks & Ambiguities

Issue	Why it matters	What to verify
How to measure “>50% replacement” (walls + roof)?	Exceeding 50% in a 5‑year period causes loss of nonconforming status and triggers full compliance obligations.	Confirm measurement rules in § 30.60.040.B(2) (what counts as wall area, how roof area is measured) and get City confirmation. § 30.60.040.B(2)
Whether a use is “discontinued”	A discontinued use (typically 1 year) loses protection — owners can inadvertently lose rights if operations pause.	Verify continuous operation records; see § 30.60.030.D and any use‑specific discontinuation rules (some uses have shorter periods). § 30.60.030.D
Which expansions are allowed and how to calculate the 20% cap	Different metrics apply: 20% of gross lot area for use expansion vs 20% of gross floor area for structural expansion. Mis‑calculation can invalidate an application.	Prepare certified area calculations and tie to § 30.60.030.K and § 30.60.040.F; confirm whether parking area is excluded as noted. § 30.60.030.K; § 30.60.040.F
Interaction with parking, design review, overlays	Nonconforming changes can trigger parking increases, design review, or overlay constraints that add conditions or deny expansions.	Confirm parking obligations in Chapter 30.32 and check design review triggers in Chapter 30.47 and any overlay rules. Glendale Parking and Glendale Overlay Districts
Whether replacement siding/roofing counts toward the 50% test	The code excludes exterior wall siding and roof covering materials replacement from the 50% calculation in some circumstances. Misreading this changes outcomes.	Review the exception language in § 30.60.040.B(2) and consult Building & Safety. § 30.60.040.B(2)
Parcel‑specific interpretation	The zoning map, prior conditional use permits, and recorded permits/leases alter rights (e.g., CUPs that expire or are revoked).	Verify recorded entitlements, prior CUPs, ABC licenses and lease terms. See § 30.60.030 subsections on CUP/license interactions. § 30.60.030

Plain-English Summary

If your Glendale property was legal when it was built but now violates current zoning, you can generally keep using it as‑is — but you can’t enlarge it (unless the code explicitly allows a limited expansion), and if it’s left unused long enough or is more than half‑destroyed, you lose those protections and must comply with current zoning. The most common traps are exceeding the 50% rebuild threshold, failing to provide required parking for any approved expansion, or assuming any enlargement is permitted — check Chapter 30.60 and coordinate with City staff. § 30.60.030; § 30.60.040

Source References

Glendale Municipal Code, Chapter 30.60 — Nonconforming Uses and Buildings: § 30.60.010, § 30.60.020, § 30.60.030, § 30.60.040.
Glendale Municipal Code, Chapter 30.65 — Notice of Orders for nonconforming fences/walls and enforcement: § 30.65.010–.060.
Definitions: “Nonconforming” — § 30.70.150.
Voluntary reconstruction and 50% replacement calculation details — § 30.60.040.B.
Expansion allowances (20% caps) for uses and structures in IND, IMU, IMU‑R, SFMU — § 30.60.030.K and § 30.60.040.F.
Development standards (residential and special purpose district tables; cross‑references to setbacks and site planning): Chapter 30.11, Table excerpts and references to § 30.30.050.

Sources

Retrieved passages

Glendale Zoning Code (§ 30.60.010.) High relevance
Glendale Zoning Code (title may) High relevance
Glendale Zoning Code (Title 30) High relevance
Glendale Zoning Code (title as) High relevance
Glendale Zoning Code (§ 6) High relevance
Glendale Zoning Code (Title 30) High relevance
Glendale Zoning Code (Title 30) High relevance
Glendale Zoning Code (title may) Medium relevance

Cited sections

Official Glendale code library

Frequently asked questions

What is a “nonconforming” use or structure in Glendale?

A property is “nonconforming” if it lawfully existed under prior rules but doesn’t meet current zoning standards. The City’s definition is in § 30.70.150; nonconforming status permits continuation but with limits on enlargement, reconstruction and change. § 30.70.150

Can I expand a nonconforming business in Glendale?

Generally no — enlargements are prohibited except where the code expressly allows them. Limited expansions of nonconforming uses are permitted only in IND, IMU, IMU‑R, SFMU and then are capped (one time) at 20% of existing gross lot area with parking provided per Chapter 30.32. § 30.60.030.K

My nonconforming building was partly destroyed in a fire. Can I rebuild?

If damage exceeds 50% of replacement cost (per Glendale Building & Safety Code) the building loses its nonconforming status and reconstruction must meet current zoning; limited exceptions for residential rebuilding exist (permit and timing requirements apply). See § 30.60.040.A. § 30.60.040.A

If I repair the roof and most siding, does that count against the 50% limit?

The code explains how to calculate the combined exterior walls and roof area and excludes routine replacement of siding and roof covering material in some circumstances; however, replacing more than 50% of that combined area in any five‑year period causes loss of nonconforming status. Consult § 30.60.040.B(2) and confirm measurements with City staff. § 30.60.040.B(2)

How long can a nonconforming use sit idle before it's lost?

A nonconforming use is terminated if it is discontinued for one year, unless other code provisions specify a different period for that use. Document continuous operation carefully. § 30.60.030.D

Are there any nonconforming uses that the city treats differently (exceptions)?

Yes. For example, nonconforming licensed day care centers in ROS, R1R, R1 or SR zones may be continued, altered or enlarged consistent with state licensing and municipal site criteria — an exception to the no‑enlargement rule. Also, the code contains historic CUP and deadline provisions for certain businesses (arcades, billiard halls, massage establishments, vacation rentals/home‑sharing had special timelines). See § 30.60.030.B and § 30.60.030.G–O. § 30.60.030.B; § 30.60.030.G–O

Do I need to add parking if I expand a nonconforming use?

Yes. Any allowed expansion must provide off‑street parking for the full area of the expansion in compliance with Chapter 30.32 — and that new parking must not reduce parking for the existing use; the parking area required for providing the new spaces is excluded from certain expansion caps as described in the code. § 30.60.030.K(3–4)

What happens to nonconforming fences and walls?

Nonconforming fences/walls are subject to enforcement under Chapter 30.65; the Neighborhood Services Official may issue notices/orders requiring repair, removal or recordation of a notice with the County Recorder, and appeals are allowed per Chapter 2.88. § 30.65.020–.060

If I voluntarily demolish a nonconforming structure due to dry rot, can I rebuild?

Voluntary demolition for deterioration (termite, dry rot, mold) is treated as voluntary reconstruction. Rebuilding in that case is subject to the voluntary reconstruction rules (including the 50% wall+roof replacement calculations) and may require bringing portions into conformance. See § 30.60.040.B(3) and related provisions. § 30.60.040.B(3)

Can a nonconforming industrial use in a residential zone convert to a different nonconforming use?

No — the code prohibits changing a nonconforming commercial or industrial use in a residential zone or a nonconforming industrial use in C1 or C2 to another type of nonconforming use. Review § 30.60.030.C for the restrictions. § 30.60.030.C

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